Llowes, Nr Hay-on-Wye, Herefordshire

Farm - land & buildings

£800,000Guide Price



01497 822 522
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Sunderlands will offer FOR SALE BY PUBLIC AUCTION (unless previously sold) LOWER NOYADDE FARM, LLOWES, HEREFORD, HEREFORDSHIRE. HR3 5JS To be sold on Wednesday 12th June 2019 at 6pm at The Swan Hotel, Hay-on-Wye, Herefordshire. HR3 5DQ.

Guide Price £800,000 - £850,000


Lower Noyadde Farm represents a terrific opportunity to acquire a beautiful farm nestled in the rolling welsh countryside overlooking the pretty village of Llowes. The property is an upland livestock farm that extends to a considerable 72.94 acres comprising a spacious three bedroom stone farmhouse that has recently been renovated and an impressive range of traditional stone barns. Properties of this nature in this locality are somewhat rare to the market, with Lower Noyadde last being sold in the early 1930's.

The farm is ideally situated and has a network of quiet country and green lanes that could make Lower Noyadde the ideal equestrian property. The nearby green lanes provide for the perfect outriding and also offer access to the nearby Begwyns Hill and also to the village of Llowes.


Lower Noyadde Farm is approached via its own private driveway and is located approximately a mile north of the village of Llowes and is only 4½ miles from the famous second hand bookshop town of Hay-on-Wye where all the major facilities can be found, to include a range of shops, restaurants, supermarket, primary school, country stores and farmers cooperative. The villages of Glasbury and Clyro are only 2 miles away which both have a village shop, post office, petrol station and village pubs & restaurants.


The residence has undergone significant renovation works in the last 18 months due to fire. The construction works included the rebuilding of the front walls, the chimneys and the roof was completely renewed. Inside, the property has been completely renovated from top to bottom to include electrical and plumbing works.

As you enter the property you are greeted by an open plan living space with two original open fireplaces at either end and two further doors that lead into a separate utility room and a back office that also provides access to the rear gardens.
On the first floor there are three large double bedrooms, separate bathroom and large landing area which also provides additional cupboard space

The room measurements are as follows:

Open Plan Kitchen and Diner 8.86m x 6.08m (29'1" x 19'11")

With open fireplaces.

Office 3.60m x 3.25m (11'10" x 10'8")

With external door leading to garden.

Utility 2.67m x 1.86m (8'9" x 6'1")

Bedroom One 3.91m x 4.85m (12'10" x 15'11")

Bedroom Two 3.89m x 4.85 (12'9" x 15'11")

Bedroom Three 3.32m x 3.52m (10'11" x 11'7")

Landing 7.02m x 2.29m (max) (23'0" x 7'6" ( max))


Lower Noyadde has a terrific range of traditional stone barns that would be ideal for conversion subject to planning consents. The hay barn adjoins the farmhouse and would make a beautiful extension to the main residence. The long barn and detached Waun House would also make an ideal conversion project.

The farmstead is situated in an elevated position with the residence and stone barns forming a central courtyard. In additional to these buildings there is also a range of modern buildings that are currently utilised for fodder & machinery storage.

Wood Shed 2.3m x 5.21m (7'7" x 17'1")

Adjoining house

Stone Barn Adjoining House 6.00m x 13.40m (19'8" x 44'0")

Two storey. Former Stables & Granary

Long Stone Detached Barn 21m x 6.10m (68'11" x 20'0")

Exposed oak beams and of traditional stone construction plus

Rear Stone Lean to 2.47m x 5.89m (8'1" x 19'4")

Waun House 4.70m x 4.85m (15'5" x 15'11")

Two storey detached and of stone construction

Modern Portal Frame Building 13.32m x 18.69m (43'8" x 61'4")

Currently utilised for machinery storage, soil floor

Hay Barn 13.30m x 6.0m (43'8" x 19'8")

Modern portal frame construction, soil floor

The Land

The land extends to 72.94 acres and surrounds the main farmstead and is largely within one ring fence accept for a smaller block of 17.5 acres that is located opposite the farm drive. The land has been well maintained and is in good heart with the internal fences and boundaries in good order. The land is split into conveniently sized enclosures and is currently used for grazing purposes. The majority of the land is capable of producing an arable and fodder crop.

The views from various aspects around the farm are simply superb with many an hour lost just admiring the scenery. The property also benefits from a very pretty dingle and stream area just behind the farmstead which would be ideal for a range of potential diversification uses. In addition to this there is a parcel of native woodland that has a carpet of beautiful Bluebells and borders a strong stream. A natural waterfall creates a tranquil and idyllic oasis. This area is a wildlife haven and is classed as a SSSI.

Topography & Hill Rights

The land lies 200 metres above sea level. There is a right to cut & remove fern from the Begwyns Hill.


The property has the benefit of a mains water supply and private drainage. There is also a spring supply that until recently provided the domestic requirements.

The Land Schedule

OS Number Field No. Size (Ha)
SO1843 7212 1.82
SO1843 7901 0.90
SO1842 6899 2.39
SO1843 8603 1.93
SO1842 8492 0.05
SO1842 6484 1.95
SO1842 7885 1.67
SO1842 7572 1.90
SO1842 6568 1.12
SO1842 7157 2.56
SO1842 9287 1.31
SO1842 9674 3.45
SO1842 8569 0.53
SO1842 9358 2.11
SO1842 8849 1.87
SO1842 8142 2.53
SO1842 5757 1.43
TOTAL 29.52 Ha
72.94 Acres


The property has the benefit of a mains electricity, mains water, private drainage and a telephone connection. The owners have recently signed to allow BT to provide Super Fast Broadband to the property.

Basic Farm Payment

All of the farm is registered with Rural Payments Wales. The entitlements are included within the sale and are 27.08 Units, value 84.88 Euros, last used 2018. We are informed that there are no other agricultural or environmental schemes affecting the property.

Timber, Woodland, Sporting and Mineral Rights

As far as we are aware these are included within the sale but are to be confirmed.

Council Tax

Powys County Council Tax Band E.

Method of Sale

The property is to be offered For Sale by Public Auction on Wednesday 12th June 2019 at 6pm (unless previously sold) at The Swan Hotel, Hay-on-Wye, HR3 5DQ. The purchasers will be required to pay 10% deposit at the Auction with the balance of the monies due within 28 days.

Health & Safety Notice

We advise all viewers to take extra care when making an inspection of the farm. Viewing is undertaken solely at your own risk and neither the agents or the owners of the farm take any responsibility for any injury however caused.

Vendors Solicitors

Mr Anthony Mears of H Vaughan Vaughan & Co, Manchester House, 50 High Street, Builth Wells, Powys. LD2 3AD. Te: 01982 552331


A copy of the Contract and any Special Conditions of Sale is available for inspection at both the Auctioneers and Solicitors Offices. The Vendors solicitors will distribute a contract pack upon request however, they reserve the right to charge a nominal amount for doing so. Please make any further enquiries directly to the Vendors solicitors. Purchasers will deem to have bid on the basis of the contract and such conditions, whether or not they have inspected them.

Money Laundering

As a result of anti-money laundering legislation all persons intending to bid for the property should at the Auction bring with them the following documentation:
1.Photo ID for example Passport or Driving Licence.
2.Residential ID for example current Utility Bill.

Wayleaves Easements and Right of Way

The property is sold subject to and with the benefit of all easements, quasi easements, wayleaves and rights of way both declared and undeclared.

Town and Country Planning

The property is offered subject to any development plans, tree preservation orders, ancient orders, public rights-of-way, town planning schedules or resolutions which may be or may come into force. The purchasers will be deemed to have full knowledge of these and have satisfied themselves as to the effects such matters have on the property.

Plans, Areas and Schedules

These are based on Ordnance Survey and are for reference only. The purchaser(s) shall be deemed to have satisfied themselves as to the description of the property. Any error or misstatement shall not annul a sale or entitle any party to compensation in respect thereof.

Boundaries Roads and Fences

The purchaser shall be deemed to have full knowledge of the boundaries and neither the Vendor not the Vendors Agents will be responsible for defining the boundaries of ownership thereof

Misrepresentations Act

(a) The property is sold with all faults and defects (if any), whether in good condition or otherwise and neither the Vendors nor Sunderlands, the Agents for the Vendors, shall be in any way responsible for such faults and defects, or for any statements contained in the particulars of the property prepared by the said Agents.
(b) The purchaser shall be deemed to acknowledge that he has not entered into this contract in reliance on any of the said statements that he has satisfied himself, as to the contents of each of the said statements by inspection or otherwise, and that no warranty or representation has been made by the Vendors or the said Agents in relation to, or in connection with the property.
(c) Any error, omission or misstatement in nay of the said statements shall not entitle the purchaser to rescind or to be discharged from this contract, nor give either party any cause for action.
(d) All measurements and distances are approximate. The electrical, drainage, water and heating installations have not been tested by the Agents. (The normal enquiry is carried out by the purchaser's Solicitors and the type of inspection undertaken by a purchaser's surveyor have not been carried out by the selling agents for the purchase or preparation of these particulars). Interested perspective purchasers are recommended to obtain an independent survey report on this property.


In the event that there are any variance between these particulars and the contract of sale, then the latter shall apply.

Important Notice

These particulars are set out as a guide only. These are intended to give a fair description of the property but may not be relied upon as a statement or a representation of facts. These particulars are produced in good faith and are inevitably subjective and do not form part of any contract. No persons in the employment of Sunderlands has any authority to make or give any representation or warranty whatsoever in relation to this property.
HEAD OFFICE: Offa House, St Peters Square, Hereford, Herefordshire, HR1 2PQ


Directions to Lower Noyadde will be provided when a viewing is arranged.

Guide Price

An indication of the sellers current minimum acceptable price. The guide price or range of guide prices is given to assist consumers in deciding whether or not to pursue a purchase. It is usual, but not always the case that a provisional reserve range is agreed between the seller and the auctioneer at the start of marketing. The reserve is not fixed at this stage and can be adjusted by the seller at any time. This guide price can be shown in the form of a minimum and maximum price range where at time of print an acceptable price may fall. A guide price is not a reserve price.


The sellers minimum acceptable price at the auction and the figure below which the auctioneer cannot sell. The reserve price is not disclosed and remains confidential between the seller and the auctioneer. Both the guide price and the reserve price can be subject to change up to and including the day of the auction.

Viewing and Contact Details

All viewings must be arranged through the selling agents Sunderlands.
Contact Tel: 01497 822522
Office opening hours:
Mon-Fri 9.00-5.00pm.
Sat 9.00-1.00pm.
Out of hours contact:
Matthew Nicholls: 07811 521 267

None of these statements contained in these particulars are to be relied upon as statements or representations of fact. These particulars are not an offer or contract or part of one. Floor plans are provided for guidance as to the layout of the property only. Room sizes and measurements are approximate only. Please note we have not tested the equipment, appliances and services in the property and interested parties are advised to commission appropriate investigation before formulating their offer.

Sunderlands are a member of the ‘Ombudsman for Estate Agents Scheme’ and therefore adhere to their Code of Practise. A copy of the Code of Practise is available on request.

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